Design
What are preliminaries?
Put simply – preliminaries are all the documentation you are required to provide council before commencing construction of any major project on a residential property. Typically, this information consists of Building plans, Engineering, Soil tests, Energy Efficiency Reports and more…
We cannot stress enough the importance of incorporating a professional builder during the design and preliminary process. Which is why we offer full design and preliminary packages where we sit down in close collaboration with the architect and you to carefully and thoughtfully design your new custom home, renovation or addition to meet your needs and budget.
Our risk free 3 step preliminary process
STEP 1: CONCEPT DESIGN
The first step to your custom design starts with a site meeting and introduction to our architect. This meeting will kickstart your design process and involves the following:
- A full site measure of existing
- A needs analysis of your non-negotiables
- A full brief and scope of your unique requirements and design parameters
- A detailed site survey for an accurate layout of your levels and site features.
- A preliminary concept design (floor plan) for you to consider
- Allowance for multiple changes to the concept to get it ‘just right’
- A budget analysis of costings based on your approved concept.
STEP 2: PLANNING STAGE
The next step of this process is to develop the drawings ready for submission for council planning approval. This stage requires the following:
- A site drainage, retaining and contour plan by civil engineer
- Site plan, demolition plan, proposed new floor plan and elevations
- Submission of drawings to client for comment and approval
- Submission to council planner on behalf of client
- Liaise with council as required and answer all requests for information
- Provide council stamped drawings to client upon final approval
- A second budget analysis of costings based on your approved design.
STEP 3: BUILDING STAGE
The final stage of approval is the building rules consent stage. This is where we engage a lot of consultants to provide structural and mandatory plans to be added to overall design. This stage details your plans ready for construction and includes the following:
- Meeting to determine construction details
- Soil test and footing design
- Structural steel design (if applicable)
- Timber frame design and take-off
- Energy efficiency report
- Private certification
- Coordination of all consultants and development of drawings ready for construction
- A full ZJ Building cost analysis and fixed price construction proposal
ZJ Building will assist and work closely with you and the designer to ensure you stay aware of how your design decisions are impacting on your budget. We will then prepare all of the plans, documentation, engineering and reports to get the necessary approvals in place. Our preliminary agreements ensure that you own all of the plans and documents on completion of the contract.
If you already have full architectural drawings or are already working with an architect, ZJ Building will mould into your selected team without disruption and with full cooperation. Our processes can be fully customised to suit whatever stage you’re at, so regardless of where you sit, we can help organise or simply offer our guidance.